UNIT – 2

CONCEPTS OF
BUILDING PLANNING
“BUILDING BYE-LAWS”
 Development as
Slum per laws
BUILDING BYELAWS TRANSFORM THE NATION’S
INFRASTRUCTURE.
 INTRODUCTION
 The building bye laws are defined as the standards and specification
designed to grant minimum safeguards to the workers during construction,
to the health and comfort of the user and to provide enough safety to the
public in general.

 The regulation set out the basic requirements such as coverage, height,
building bulk to be observed in the design and construction of buildings.

 min provisions designed from National Building Code (NBC) by town

planning authorities/Urban development authorities/Municipalities, to
protect the safety of public with regarding to structural sufficiency, fire
hazards and health aspects
 What are building bye laws?
• The rules and regulation framed by town planning
authorities covering the requirements of building,
ensuring safety of the public through open spaces,
minimum size of rooms and height and area
limitation, are known as building bye-laws.
• Rules and regulations which largely regulate the
building activity should be formulated to get
disciplined growth of building and the better
planned development of towns and cities.
 FORMULATION
▫ Building bye laws and regulations are
implemented and formulated by local
authorities for application with their respective
limits.
▫ To enforce, frame, implement Building bye-
law, Ministry of Urban Development (MOUD)
is the nodal agency.
▫ National Building Code is the essential basis
of Building bye-Laws.
 Objective of building bye-laws
• pre-planning of building activity.
• allow orderly growth and prevent haphazard
development.
• Provisions of by-laws usually afford safety against
fire, noise, health hazard and structure failure.
• Provide proper utilization of space to achieved
maximum efficiency in planning.
• They provide health, safety and comfort to the
people who live in building.
• Due to these bye-laws, each building will have
proper approaches, light, air and ventilation.
 Scope of building bye-laws
• Aspects of different type of building in
building bye-laws:
1. Building frontage line
2. Minimum plot size
3. Built up area of building
4. Height of building
5. Provision of safety, water supply, drainage,
proper light and ventilation
6. Requirement for off street parking space
7. Size of structural element
 Applicability of building bye-
laws
• New construction
• Additional and alternations to a building
• Changing of occupancy of building (residential
 education etc.)
• Development of land is undertaken
• In demolition
 Different types of area
• Built up area
• Plinth area
• Floor area
• Carpet area
• Super built up
area
 Built up area
• “The area covered by the building immediately
above the plinth level”
• It is also known as covered area.
Details to be Details not to be
included included
Basement Steps
Building Structure Otta
Ramps Kundi
Swimming pool Soak pit
Reservoir Fountain
Chimney Manhole
Water purification plant Water tank
 Plinth area
Means the built-up covered area measured at the floor
level of the basement or of any storey.
Area to be included in plinth area Area not to be included in plinth
area
Area of walls at floor level Additional floor to accommodate
excluding plinth offset, external seats in theatre, assembly hall, or
area of projecting cladding. auditorium
Cover of stair Balcony
Barsati Curvature provided to
improve appearance
Machine room Platform without cover terrace
above floor
Porch without cantilever Dome, tower at terrace, spiral stairs
 Carpet area
• “it is net usable area within building”.
• Means the net area within a unit of a building,
excluding walls or columns, semi- open spaces
such as veranda or balcony, and corridors or
passages.
 Floor area
• “It is usable area on each
floor”
• It including,
• Porch
• Each flat area in single floor
for apartment
• Stairs
• Corridor
• door swing place
Set back distance
 Permissible Set
Back Distance

Width of road Permissible set back

Up to 12 m 1.5
>12 m 2.0
Road width <3 m and length < 30 m No set- back
 Advantage of set-back
• Better condition of air, light and ventilation.
• At corners it improve visibility and safety from
traffic.
• Space for parking.
• Protection of building from street nuisance like
noise.
• Reduce the danger of fire from neighbor house.
• It provide privacy in building.
 Building & control line
• The line up to which the plinth of the building
adjoining a street or road or on future street may
lawfully extend is know as building line.
• Building such as cinemas, factories, commercial
center which attract large number of vehicle
should be set-back distance apart from the
building line.
• The line up to which such building can be
constructed is known as control line.
 Floor space index
𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑣𝑒𝑟𝑒𝑑 𝑎𝑟𝑒𝑎 𝑜𝑓 𝑎𝑙𝑙 𝑓𝑙𝑜𝑜𝑟𝑠
𝐹𝑆𝐼 =
𝑝𝑙𝑜𝑡 𝑎𝑟𝑒𝑎
Zone Permissibl Remark
e
FSI
Residential(scheme area) 1 Max at G.F 0.4

Residential(city area) 4 Width of road more than 12m

Residential(city area) 3 Width of road less than 12m

Industrial (scheme area) 1.5 Maximum allowed on G.F 1.0

Commercial (scheme 1.33 Maximum allowed on G.F 0.4

area)
How to calculate FSI
Principles underlying building bye-
laws
• Classifying the building with unit as a family and
mentioning the requirement.
• Classify rooms according use and then specifying
minimum standard of each room with respect to size,
height, floor area, ventilation and light.
• Specify height of compound wall and location of gate in wall.
• Controlling projection in marginal space.
• Insisting on suitable FSI or FAR.
• Specify suitable arrangements with respect to drainage and
water supply.
• Specify set-backs, light plan and margin.
• Specify minimum size of plots, their dimension and figure.
 Building Bye-laws For
Residential Area
• Size of plots • Basement
• Area limitation • Compound
• Margin wall
• Height of the • Projection
building margin
• Plinth height • Parapet wall
• Minimum area of • Mezzanine
rooms floor
• staircase
 Size of plots:

TYPE OF PLOT SIZE FRONTAGE

DEVELOPMENT
Detached Building >250 m2 Above 12 m

Semi-detached building 125-250 m2 8-12 m

Row type building 50-125 m2 4.5 to 8 m

 Area limitation
The limitation of area and height of the building of diff.
type of construction and occupancy class is achieved by
satisfying floor area ratio. The FAR is specified taking into
account the following aspect:

1. Occupancy class
2. Type of construction
3. Width of street frontage the building and
the traffic load.
4. Parking facilities
5. Local fire fighting facilities
6. Water supply and drainage.
• Built up area:
The FSI shall be 1.0 with maximum utilization up to
0.4 on ground floor.

Sr.No. Area of Maximum permissible covered area

plot
1. <200 m2 66.67% of the plot area on ground floor
and first floor.

2. 201-500 50 % of the plot area or 133 m2 which ever

m2 is more.
3. 501-1000 40 % of the plot area or 250 m2 which ever is
m2 more.
4. >1000 m2 33.33 % of the plot area or 400 m2 which
ever is more.
For building above 300m2 plot area and
height upto 13 m
Width of road in m Minimum set back in m
1. Minimum front Up to 12 3
set back 12 to 18 4
Above 18 4.5

Plot area Minimum set back

2. Minimum rear set 301 to 670 1.5 m or 0.25 of the
height
back is 3 m of the building on
each side
3. Minimum side backs
Above 670 3 m on both side or
0.25 of height of
the building which
is higher
 Height Of The Building
• Height of building according to width of street:
1. The maximum height of the building shall not exceed 1.5 times the
width of road.
2. For building in vicinity of aerodromes, the maximum height of the
building is fixed in consultation with civil aviation authorities.
• The height shall not included if building is erected one-third of roof
area, including:
1. Roof tank and its support
2. Ventilating, lift room
3. Roof structure other than pent-house
 Plinth height
• The height of the plinth shall not be less than 450
mm ground level.
• Minimum height of 600 mm is the best from
drainage or other consideration.
• It is minimum 900 mm in water logged soils.
 Minimum Size Of Diff. Rooms
No. Name of room Minimum area Minimum size of side Height Other
requireme
nt
1. Habitable room 9.5 m2 2.4 m Not less As per need
-bed room then
-living room 2.75 m from
-study room surface of floor
to lowest point
of ceiling

2. Kitchen 5 m2 1.8 m Not less As per need

than
2.75 m
3. Bath rooms 1.8 m2 If bath and water Not less than 2.1 As per need
and closet are combined, m
water closets its floor area shall not
less than
2.8 m2 with minimum
width 1.2 m
No. Name of room Minimum Minimum Height Other
area size of side requirement
4. Store room 3 m2 ----- Not less than 2.2 -----
m
5. Garage 12.5 m2 3m x 6m Not less than 2.4 -----
m
6. Stair case The minimum Clear head • Minimum
width of stair room shall width of
is 0.9 m. be 2.2 m tread
without
nosing 250
mm in
residential.
• The
maximum
height of
rise shall
be 190 mm
for
residential
building.
 Basement/Cellar
• The basement shall not be used for residential
purpose.
• The basement to be constructed within the
prescribed set back and building lines and subject
to maximum on entrance floor may be put to only
the following use:
• Storage of household
• Strongrooms, bank cellars
• Parking places
• Air conditioning equipment and other machine
 Requirement of basement
• The height of basement from the floor to the
underside of the roofslab or ceiling shall not be
less than 2.4 m.
• The maximum height of the ceiling of any basement
shall be 0.9 m and maximum 1.2 m above the
average surrounding ground level.
• Adequate arrangement shall be made such that surface
drainage does not enter the basement.
• The walls and floor of the basement shall be watertight.
• The access to the basement shall be separate from
the main and alternative staircase providing access
and exit from higher floor.
 Compound Wall

• Except with the special permission of the

maximum height of compound wall shall be
1.5 m above center line of front street.
• It is permitted 2.4 m when the top of 0.9 m is
open type construction
• In corner plot it is restricted to 0.75 m for a
length of 10 m on side and front intersection.
• The balance height of 0.75 m may be made up
through railing and of design to be approved by
the authority.
Room type Min Min Height (m) Other
area size of requirem
(sq.m) side (m) ents
Habitable room
(bed/living/
drawing 2.75 Min 2.4 m
/dining/study
room) (surface of headroom,
where there is 9.5 2.4 floor to in case of
only lowest AC duct/
one room point of false ceiling
ceiling)
if more than one 9.5 for 2.4 &
one
room & 7.5 2.1 resp.
for
other
Room type Min Min Heig Other requirements
area size of ht
(sq.m) side (m) (m)
Kitchen 4.5 1.8 2.75 Floor should be
impermeable. Unless
Kitchen + 5.0 1.8 -do-
separate pantry
store
provided, means for
Kitchen + 7.5 2.1 -do- washing kitchen
store + utensils which shall
dining area lead directly or
through a sink to
grated and trapped
connection to waste
pipe
Room Min Min Hei Other requirements
type area
4.0 size
BUILDING of gh
BYE-LAWS
(sq.m) side (m) t
(m)
Bath room 1.8 2.0 At least one wall open to
external air.
Water- 1.1 -do-
Should not be directly
closets
over or under any room
(w/c)
other than another
Bath + w/c 2.8 1.2 -do- latrine/washing place/bath
unless the floor is water
tight.
Platform shall be non-
absorbent materials.
Floor should be
impermeable with slope
towards drain.
Room Min Min Height (m) Other requirements
type area size of
(sq.m) side (m)
Store room 3 - 2.2 -
Garage 12.5 - 2.4 -
Stair case Min Min clear For residential
width head room building, Min
of stair shall be Tread (w/o
1.0m 2.2m nosing)
=250mm
Max Rise = 190mm
 SAFETY from  MEANS of ACCESS:
FIRE &  Every building should abut
EXPLOSIONS: on a public/private means
 Use of non- of access like streets/roads
inflammable materials
of construction
 It should be free from any
obstruction
 Providing open space on all
sides of building  It should be
 Standard sizes for load satisfactorily drained
bearing members and lighted
 Foolproof construction with  Min width = 6m
adequate ventilation for quick  Min length = 75m
escape of inflammable gases
 DRAINAGE  SAFETY of
& works against
HAZARDS &
SANITATIO ACCIDENTS:
N:  Excavation: sufficient
workforce, broad day-light,
 Align the road to gentle good working condition,
slope and provide oxygen cylinders
reasonable camber  Walkway shall be free from
sharp and hard projecting
 Provide more plinth materials
height so that storm  Floor should be non-slippery
water from road should  Material of construction
never rush into house should not fall in public
place
 Skilled personnel shall
be employed
 Mezzanine Floor
• Minimum height of mezzanine floor shall be 2.2 m.
• The minimum size of the mezzanine floor, if it is to
be used as a living room shall not less than 9.5 m2
• The aggregate area of such mezzanine floor in a
building shall in no case exceed 1/3 the plinth
area of the building.